North Epping vs West Pymble
North Epping (median $2,482,650) is roughly 6% cheaper to buy into than West Pymble ($2,650,000). Over the past year, North Epping (+7.9%) ran 14.8 percentage points ahead of West Pymble (-6.9%) on house-price growth.
Buying in North Epping or West Pymble?
Selling in North Epping? The free selling guide
North Epping and West Pymble side by side
| Measure | North Epping | West Pymble |
|---|---|---|
| Price and market | ||
| Median house | $2,482,650 | $2,650,000 |
| Median unit | $414,000 | $554,400 |
| House price change, 12 months | +7.9% | -6.9% |
| Renting | ||
| House rent | $1030/wk | $1350/wk |
| Unit rent | $800/wk | $865/wk |
| Owner occupied | 87.0% | 87.0% |
| Renter occupied | 12.0% | 10.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1127 | 1134 |
| Lifestyle and people | ||
| Walk score | 24 | 22 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 4,657 | 5,441 |
| Median age | 44 | 41 |
| Climate | ||
| Annual rainfall | 1113 mm | 1186 mm |
| Mean max, January | 28.0°C | 27.5°C |
Green dot: better on that measure (lower price, higher growth, higher walkability, lower risk). Each suburb’s profile gives the source and period of its figures.
Which suits whom
North Epping scores higher on walkability (24/100 vs 22/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving West Pymble (1134) sits above North Epping (1127).
- For buyers
- North Epping is the lower entry point at $2,482,650 median, 6% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Investors face a yield-versus-growth split: West Pymble delivers the better gross yield (2.65% vs 2.16%), but North Epping has run faster on capital growth this year. The right pick depends on whether you're optimising for cash flow or capital appreciation.
- For families
- West Pymble edges out on average school ICSEA (1134 vs 1127).
North Epping vs West Pymble: common questions
Is North Epping or West Pymble cheaper to buy in?
North Epping has the lower median house price at $2,482,650, roughly 6% below West Pymble ($2,650,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, North Epping or West Pymble?
Over the past 12 months, North Epping grew +7.9% vs -6.9% in West Pymble, a gap of 14.8 percentage points. Twelve-month growth can swing year to year, so weight long-run trends from the individual suburb profiles before making a buy decision.
Does North Epping or West Pymble have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), West Pymble scores 1134 vs 1127 in North Epping. ICSEA is a school-community indicator, not a quality rating, so always check NAPLAN results and catchment boundaries for the specific address you're considering.
Which is more walkable, North Epping or West Pymble?
North Epping scores 24/100 on walkability vs 22/100. Above 70 is considered very walkable (most errands on foot), 50-69 is walkable for some errands, below 50 typically requires a car for daily life.
Which suburb has higher rental yield, North Epping or West Pymble?
Gross rental yield on houses is 2.65% in West Pymble vs 2.16% in North Epping. Gross yield equals annual rent divided by purchase price. Net yield (after strata, rates, insurance, agent fees and maintenance) typically runs 1.5-2 percentage points lower.
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